7044 Hupp Ave · Warren, MI 48091

$119,000

3 bd · 1.5 ba · 1,290 sqft · SingleFamily public records · 63 Days on market

Built 1940 3,920 sqft lot Est $159k · 25% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.6/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

NICE THREE BEDROOM CAPE COD. MASTER BEDROOM HAS BATH AND A WALK OUT TO DECK. FULL BASEMENT WITH BATHROOM. 2 CAR GARAGE. HOUSE IS ACCESSIBLE TO SHOPPING CENTERS AND EXPRESSWAYS. APPLIANCES NOT INCLUDED WITH THE SALE OF THE PROPERTY. ALL DATA AND MEASUREMENT ESTIMATED. SUBMIT ALL REASONABLE OFFERS.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.3% in Warren — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#171 in MI, #4,491 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, amenities D, employment D.
• Center Line Public Schools (suburban): math 14% / reading 29% proficiency, ranked #459 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 168 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 24y ago; this cycle's ask has dropped $36k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $158,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7519 Packard Ave	0.14mi	3/2.0	1,291 (+0%)	3mo	$224,500	$174	89
7052 Studebaker Ave	0.15mi	3/2.0	1,242 (-4%)	1mo	$152,500	$123	84
7051 Maxwell Ave	0.17mi	3/1.0	1,234 (-4%)	3mo	$135,000	$109	80
8244 Hupp Ave	0.45mi	3/2.0	1,300 (+1%)	3mo	$188,500	$145	73
8316 Hudson Ave	0.53mi	3/1.0	1,300 (+1%)	1mo	$94,000	$72	71
8268 Hudson Ave	0.48mi	3/2.0	1,258 (-2%)	2mo	$145,000	$115	70
8286 Westminster Ave	0.72mi	3/2.5	1,250 (-3%)	2mo	$250,000	$200	56
7027 Meadow Ave	0.34mi	3/1.0	1,112 (-14%)	5mo	$76,000	$68	55
23555 Peters Ave	0.59mi	4/2.0 (+1)	1,338 (+4%)	5mo	$190,000	$142	55
7641 Westminster Ave	0.52mi	4/1.5 (+1)	1,415 (+10%)	0mo	$155,000	$110	54
23531 Peters Ave	0.57mi	2/2.0 (-1)	1,200 (-7%)	5mo	$161,000	$134	50
8404 Westminster Ave	0.73mi	3/1.0	1,473 (+14%)	2mo	$115,000	$78	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-9,603
• Equity at exit: $17,743

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,835
• Equity at exit: $10,289

Cash invested: $33,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48091

• Rents YoY: 2.4%
• Active inventory: 168
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$624
• Tax from tax record: −$298 /mo · $3,578/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $165

Break-even live

Break-even rent $1,230

Max offer price $119,000

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	24d	1	0.09mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	0.19mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	5d	1	0.19mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	0.25mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	0.33mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	0.41mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.44mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.50mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	24d	1	0.63mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	0.66mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	0.71mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.81mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.84mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	0.85mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	0.85mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.87mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	2d	1	0.88mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	44d	1	0.88mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	0.90mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	0.91mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	20d	1	0.92mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	0.93mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	1.00mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.03mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	44d	1	1.05mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	1.07mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	1.08mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	44d	1	1.09mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	24d	1	1.12mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.19mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	1.27mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	44d	1	1.30mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	24d	1	1.30mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	1.32mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	17d	1	1.43mi
23378 Cunningham Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	3d	1	1.46mi

Listing history 50 events

1. 2024-12-17
   status Pending
2. 2024-04-12
   historical
3. 2024-04-12
   historical
4. 2024-03-08
   listed $154,900
5. 2024-03-08
   listed $154,900
6. 2023-12-03
   historical
7. 2023-12-03
   historical
8. 2023-11-12
   listed $144,900 Active
9. 2023-11-12
   listed $144,900 Active
10. 2023-07-11
    soldstatus $117,000
11. 2023-06-13
    status Pending
12. 2023-06-13
    status Pending
13. 2023-05-01
    status Active
14. 2023-05-01
    status Active
15. 2023-04-24
    status Pending
16. 2023-04-24
    status Pending
17. 2023-04-08
    status Active
18. 2023-04-07
    status Active
19. 2023-03-20
    status Pending
20. 2023-03-20
    status Pending
21. 2023-03-16
    listed $119,000 Active
22. 2023-03-16
    listed $119,000 Active
23. 2018-09-12
    soldstatus $74,900 Closed
24. 2018-09-12
    soldstatus $74,900
25. 2018-08-24
    status Pending
26. 2018-07-23
    listed $74,900 Active
27. 2018-07-23
    listed $74,900
28. 2016-07-29
    historical
29. 2016-07-29
    historical
30. 2016-06-24
    listed $80,000 Active
31. 2016-06-24
    listed $80,000 Active
32. 2015-10-20
    soldstatus $6,700 Sold
33. 2015-10-20
    soldstatus $6,700
34. 2015-10-20
    soldstatus $6,700
35. 2015-10-20
    soldstatus $6,700 Closed
36. 2015-09-28
    status Pending
37. 2015-09-28
    historical
38. 2015-09-28
    historical
39. 2015-09-25
    price $5,400
40. 2015-09-25
    price $5,400
41. 2015-09-18
    status Active
42. 2015-09-18
    status Active
43. 2015-09-01
    status Pending
44. 2015-09-01
    historical
45. 2015-08-29
    price $11,600
46. 2015-08-28
    price $11,600
47. 2015-08-08
    price $12,200
48. 2015-08-07
    price $12,200
49. 2015-07-16
    price $12,800
50. 2015-07-16
    price $12,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $3,578 · $298/mo
• Projected year-2 tax: $3,578 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,266
• − Mortgage interest: −$6,666
• − Property taxes: −$3,578
• − Insurance: −$595
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,462
• Taxable income: $203
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $1,930/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Center Line Public Schools
• NCES district ID: 2608580
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $38,011
• Composite: 17.95/100
• National rank: #8992
• State rank: #459 of 540 in MI

Livability — Warren

• Score: 74/100
• State rank: #171
• US rank: #4491

Category grades

Amenities D Commute A+ Cost of living A+ Crime D- Employment D Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, MI
• County: Macomb County · 638,552 people
• City population: 114,937
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 30,696
• Household income: $54,230
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1296.0

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 47% Black 25% Asian 19% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Other Indo-European 14% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -199.66%
• Current HPI: 177.9273
• Rent YoY: ▲ 2.35%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+55.7% since first listed

63 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-04-12 Listing Removed — MiRealSource-MiMLS
• 2024-04-12 Listing Removed — REALCOMP
• 2024-03-08 Listed $154,900 MiRealSource-MiMLS
• 2024-03-08 Listed $154,900 REALCOMP
• 2023-12-03 Listing Removed — MiRealSource-MiMLS
• 2023-12-03 Listing Removed — REALCOMP
• 2023-11-12 Listed $144,900 MiRealSource-MiMLS
• 2023-11-12 Listed $144,900 REALCOMP
• 2023-07-11 Sold (Public Records) $117,000 Public Records
• 2023-06-13 Pending — MiRealSource-MiMLS
• 2023-06-13 Pending — REALCOMP
• 2023-05-01 Relisted — REALCOMP
• 2023-05-01 Relisted — MiRealSource-MiMLS
• 2023-04-24 Pending — MiRealSource-MiMLS
• 2023-04-24 Pending — REALCOMP
• 2023-04-08 Relisted — MiRealSource-MiMLS
• 2023-04-07 Relisted — REALCOMP
• 2023-03-20 Pending — MiRealSource-MiMLS
• 2023-03-20 Pending — REALCOMP
• 2023-03-16 Listed $119,000 MiRealSource-MiMLS
• 2023-03-16 Listed $119,000 REALCOMP
• 2018-09-12 Sold (MLS) $74,900 REALCOMP
• 2018-09-12 Sold (MLS) $74,900 MiRealSource-MiMLS
• 2018-08-24 Pending — MiRealSource-MiMLS
• 2018-07-23 Listed $74,900 REALCOMP
• 2018-07-23 Listed $74,900 MiRealSource-MiMLS
• 2016-07-29 Listing Removed — REALCOMP
• 2016-07-29 Listing Removed — MiRealSource-MiMLS
• 2016-06-24 Listed $80,000 MiRealSource-MiMLS
• 2016-06-24 Listed $80,000 REALCOMP
• 2015-10-20 Sold (MLS) $6,700 MiRealSource-MiMLS
• 2015-10-20 Sold (MLS) $6,700 REALCOMP
• 2015-10-20 Sold (MLS) $6,700 MiRealSource-MiMLS
• 2015-10-20 Sold (MLS) $6,700 REALCOMP
• 2015-09-28 Pending — MiRealSource-MiMLS
• 2015-09-28 Listing Removed — REALCOMP
• 2015-09-28 Listing Removed — MiRealSource-MiMLS
• 2015-09-25 Price Changed $5,400 MiRealSource-MiMLS
• 2015-09-25 Price Changed $5,400 REALCOMP
• 2015-09-18 Relisted — MiRealSource-MiMLS
• 2015-09-18 Relisted — REALCOMP
• 2015-09-01 Pending — MiRealSource-MiMLS
• 2015-09-01 Listing Removed — REALCOMP
• 2015-08-29 Price Changed $11,600 MiRealSource-MiMLS
• 2015-08-28 Price Changed $11,600 REALCOMP
• 2015-08-08 Price Changed $12,200 MiRealSource-MiMLS
• 2015-08-07 Price Changed $12,200 REALCOMP
• 2015-07-16 Price Changed $12,800 MiRealSource-MiMLS
• 2015-07-16 Price Changed $12,800 REALCOMP
• 2015-06-29 Listed $13,500 REALCOMP
• 2015-06-28 Listed $5,400 MiRealSource-MiMLS
• 2015-06-25 Listed $13,500 MiRealSource-MiMLS
• 2015-06-25 Listed $5,400 REALCOMP
• 2005-03-28 Sold (MLS) $92,000 REALCOMP
• 2005-03-28 Sold (MLS) $92,000 MiRealSource-MiMLS
• 2005-02-28 Listing Removed — MiRealSource-MiMLS
• 2004-12-08 Listed $92,400 REALCOMP
• 2004-12-08 Listed $92,400 MiRealSource-MiMLS
• 2002-11-15 Sold (Public Records) $97,000 Public Records
• 2002-09-20 Sold (MLS) $97,000 MiRealSource-MiMLS
• 2002-08-09 Listing Removed — MiRealSource-MiMLS
• 2002-07-23 Listed $99,500 MiRealSource-MiMLS

Property tax history

+7.1%/yr

Latest (2025): $3,578 · +14.7% YoY. Source: county tax records.